75 Stockton Ave · Walton, NY 13856

$175,000

2 bd · 1.0 ba · 1,884 sqft · SingleFamily public records · 92 Days on market

Built 1890 0.25 ac lot $93/sqft · at area comps Est $176k · at est. ↓ 10% since listing

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +7.9/10.0
• ARV discount +7.8/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 75 Stockton Avenue, a charming home located in a quiet neighborhood in the Village of Walton. This inviting property offers comfortable living with a convenient location close to local shops, dining, parks, and everyday amenities. Inside, you’ll find a welcoming layout with bright living spaces, generously sized rooms, and plenty of natural light throughout. The home provides a great opportunity to add your personal touches while enjoying a functional floor plan designed for everyday living. The outdoor space offers room to relax, garden, or entertain while taking in the peaceful surroundings of this friendly community. Whether you’re looking for a full-time residence, a weekend retreat, or an investment opportunity, this property offers great potential. Conveniently situated near schools, local businesses, and outdoor recreation, 75 Stockton Avenue allows you to enjoy the charm of small-town living while remaining connected to everything Walton has to offer. Schedule your showing today and explore the possibilities at 75 Stockton Avenue.

Key facts

• Convenient location
• Outdoor space
• Quiet neighborhood

Tags

• QUIET NEIGHBORHOOD
• CONVENIENT LOCATION
• OUTDOOR SPACE
• PEACEFUL SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 7.8% in Walton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#443 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Walton Central School District (town): math 36% / reading 47% proficiency, ranked #510 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.8% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.74%
• DSCR: 1.74
• GRM: 5.8

CMA / ARV

• ARV (median comp): $176,079
• List price: $175,000
• Delta: -0.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 1/2 High St	0.49mi	3/2.0 (+1)	1,810 (-4%)	1mo	$230,000	$127	61
91 North St	0.70mi	2/1.5	1,736 (-8%)	15mo	$125,000	$72	40
—	0.63mi	3/1.0 (+1)	1,700 (-10%)	16mo	$110,000	$65	36
38 Townsend St	0.56mi	3/2.0 (+1)	2,085 (+11%)	20mo	$275,000	$132	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 2.88×
• Total profit: $92,020
• Equity at exit: $107,743

10-year hold

• IRR: 27.2%
• Equity multiple: 5.84×
• Total profit: $237,343
• Equity at exit: $193,457

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13856

• Home prices YoY: 1.8%
• Active inventory: 57
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$301 /mo · $3,611/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $684

Break-even live

Break-even rent $1,635

Max offer price $175,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $175,000 Active 92 DOM
2. 2026-06-17
   days on market $175,000 Active 91 DOM
3. 2026-06-16
   days on market $175,000 Active 90 DOM
4. 2026-06-15
   days on market $175,000 Active 89 DOM
5. 2026-06-13
   days on market $175,000 Active 87 DOM
6. 2026-06-12
   days on market $175,000 Active 86 DOM
7. 2026-06-09
   days on market $175,000 Active 83 DOM
8. 2026-06-08
   days on market $175,000 Active 82 DOM
9. 2026-06-07
   days on market $175,000 Active 81 DOM
10. 2026-06-07
    days on market $175,000 Active 80 DOM
11. 2026-06-04
    days on market $175,000 Active 77 DOM
12. 2026-06-02
    days on market $175,000 Active 76 DOM
13. 2026-06-01
    days on market $175,000 Active 75 DOM
14. 2026-05-31
    days on market $175,000 Active 74 DOM
15. 2026-04-13
    price $175,000 1081-char remark

    Show marketing remark (996 chars)

    Welcome to 75 Stockton Avenue, a charming home located in a quiet neighborhood in the Village of Walton. This inviting property offers comfortable living with a convenient location close to local shops, dining, parks, and everyday amenities. Inside, you’ll find a welcoming layout with bright living spaces, generously sized rooms, and plenty of natural light throughout. The home provides a great opportunity to add your personal touches while enjoying a functional floor plan designed for everyday living. The outdoor space offers room to relax, garden, or entertain while taking in the peaceful surroundings of this friendly community. Whether you’re looking for a full-time residence, a weekend retreat, or an investment opportunity, this property offers great potential. Conveniently situated near schools, local businesses, and outdoor recreation, 75 Stockton Avenue allows you to enjoy the charm of small-town living while remaining connected to everything Walton has to offer.

16. 2026-04-13
    price $175,000 996-char remark

    Show marketing remark (996 chars)

    Welcome to 75 Stockton Avenue, a charming home located in a quiet neighborhood in the Village of Walton. This inviting property offers comfortable living with a convenient location close to local shops, dining, parks, and everyday amenities. Inside, you’ll find a welcoming layout with bright living spaces, generously sized rooms, and plenty of natural light throughout. The home provides a great opportunity to add your personal touches while enjoying a functional floor plan designed for everyday living. The outdoor space offers room to relax, garden, or entertain while taking in the peaceful surroundings of this friendly community. Whether you’re looking for a full-time residence, a weekend retreat, or an investment opportunity, this property offers great potential. Conveniently situated near schools, local businesses, and outdoor recreation, 75 Stockton Avenue allows you to enjoy the charm of small-town living while remaining connected to everything Walton has to offer.

17. 2026-03-18
    listed $195,000 Active 996-char remark

    Show marketing remark (996 chars)

    Welcome to 75 Stockton Avenue, a charming home located in a quiet neighborhood in the Village of Walton. This inviting property offers comfortable living with a convenient location close to local shops, dining, parks, and everyday amenities. Inside, you’ll find a welcoming layout with bright living spaces, generously sized rooms, and plenty of natural light throughout. The home provides a great opportunity to add your personal touches while enjoying a functional floor plan designed for everyday living. The outdoor space offers room to relax, garden, or entertain while taking in the peaceful surroundings of this friendly community. Whether you’re looking for a full-time residence, a weekend retreat, or an investment opportunity, this property offers great potential. Conveniently situated near schools, local businesses, and outdoor recreation, 75 Stockton Avenue allows you to enjoy the charm of small-town living while remaining connected to everything Walton has to offer.

18. 2026-03-17
    listed $195,000 Active 1081-char remark

    Show marketing remark (1081 chars)

    Welcome to 75 Stockton Avenue, a charming home located in a quiet neighborhood in the Village of Walton. This inviting property offers comfortable living with a convenient location close to local shops, dining, parks, and everyday amenities. Inside, you’ll find a welcoming layout with bright living spaces, generously sized rooms, and plenty of natural light throughout. The home provides a great opportunity to add your personal touches while enjoying a functional floor plan designed for everyday living. The outdoor space offers room to relax, garden, or entertain while taking in the peaceful surroundings of this friendly community. Whether you’re looking for a full-time residence, a weekend retreat, or an investment opportunity, this property offers great potential. Conveniently situated near schools, local businesses, and outdoor recreation, 75 Stockton Avenue allows you to enjoy the charm of small-town living while remaining connected to everything Walton has to offer. Schedule your showing today and explore the possibilities at 75 Stockton Avenue.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,611 · $301/mo
• Projected year-2 tax: $3,611 · $301/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,002
• − Mortgage interest: −$9,803
• − Property taxes: −$3,611
• − Insurance: −$875
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,091
• Taxable income: $5,822
• Est. tax owed @ 24.0%: −$1,397
• After-tax cash flow: $6,806/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Walton Central School District
• NCES district ID: 3629820
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $41,231
• Composite: 34.86/100
• National rank: #5088
• State rank: #510 of 590 in NY

Livability — Walton

• Score: 70/100
• State rank: #443
• US rank: #7789

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing B- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walton, NY
• Population (ZIP): 5,915

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.79%
• Current HPI: 331.9799
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-10.3% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $175,000 UNYREIS
• 2026-03-18 Listed $195,000 UNYREIS
• 2026-03-17 Listed $195,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $3,611 · +2.6% YoY. Source: county tax records.